FMFiscalModus
USUKCA
England & Northern Ireland — SDLT only

Second Home Stamp Duty Calculator

Calculate stamp duty on a second home or holiday property in the UK. Includes the 5% additional-property SDLT surcharge for England & Northern Ireland.

Second homes and holiday properties pay higher SDLT. Select additional property below to see stamp duty with the 5% surcharge applied.

Stamp duty (SDLT)

£11,500.00

Effective rate

3.83%

Band breakdown

  • Up to £250,000£7,500.00
  • £250,001 to £925,000£4,000.00

Related calculators

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Stamp Duty Land Tax (SDLT) overview

What SDLT covers

Stamp Duty Land Tax applies to property purchases in England and Northern Ireland. The tax is calculated on progressive bands — you pay different rates on portions of the price, not a flat percentage on the full amount.

First-time buyer relief reduces tax on properties up to certain thresholds. Additional property purchases (second homes, buy-to-let) incur a surcharge on each band.

Planning your purchase budget

SDLT is due within 14 days of completion in most cases. Include it in your total cash needed alongside deposit, solicitor fees, and surveys.

This calculator models England & NI rules only. If you buy in Scotland or Wales, use LBTT or LTT calculators with local guidance.

Frequently asked questions

?How much stamp duty on a second home?
Second homes in England and Northern Ireland pay standard SDLT bands plus a 5% surcharge. On £400,000, second-home SDLT is typically £27,500 compared with £7,500 for a main residence.
?What counts as a second home for stamp duty?
If you already own a residential property anywhere in the world and buy another in England or NI, it is usually treated as an additional property unless you are replacing your main residence within allowed time limits.
?Do first-time buyers always pay no SDLT?
No — relief applies up to defined price limits. Above those thresholds, normal band rates apply on the excess.
?Is SDLT deductible for buy-to-let?
SDLT is a capital cost for tax purposes, not an income deduction. Consult a UK tax adviser for your situation.